"As-Built" Construction
Larimer County is responsible for providing County residents with a safe environment in which to live, work, and raise families. The Building Department helps do this by administering building codes to protect lives and property from the hazards of unsafe construction. Homeowners also have a responsibility to provide a safe environment for themselves, their families and other citizens.
When structures, additions to structures or basements are constructed or finished without a building permit or without required inspections during the construction process (referred to as "As-Built" construction), inspections of construction may need to be conducted by licensed professionals as well as Building Department inspection staff. When all inspections are conducted and approved under a valid building permit, an "As-Built" Certificate of Observable Compliance is issued. If the owner wishes to obtain a regular Certificate of Occupancy, all concealed construction must be exposed and fully inspected.
Prior to applying for or renewing a building permit, a life-safety inspection may need to be scheduled by Code Compliance staff to determine if any imminent, life-safety corrections are required, and to determine what, if any, components of the finished construction need to be verified as code-compliant by independent, licensed plumbing and heating professionals or if structural and foundation components need to be evaluated by a Colorado licensed engineer. Proof that all required inspection approvals for electrical work have been obtained under a valid permit issued by the State Electrical Board is also required.1 The cost of the life-safety inspection is $36.00 per hour, including driving time. The amount of the life-safety inspection is credited against permit fees.
Inspection staff will use an "As-Built" Checklist [pdf] as a guideline when conducting life-safety inspections. This checklist is not meant to be all-inclusive of Building Code requirements, but rather is intended to be used as a guideline for inspectors to determine permit and inspection requirements for the structure. Upon request, Code Compliance staff will supply a copy of the completed checklist to the owner when a meeting is held with the owner to obtain or renew a permit.
Code Compliance staff will meet with the property owner after the life-safety inspection to explain the permit renewal or application process. The application must include an Agreement Concerning Existing "As-Built" Construction [pdf] for the structure, addition or basement finish.
After the building permit application, building plans and required letters of certifications are received by the Building Department, approvals from applicable departments are obtained and final permit fees are paid2, the building permit is issued and a final building inspection performed by inspection staff. All corrections noted by inspection staff and licensed professionals, if any, must be completed prior to final inspection approval.
When final inspection approvals are obtained under the permit, including approvals from all other required agencies (i.e., Health Department, Planning Department, Engineering Department, etc.), if required, as "As- Built" Certificate of Observable Compliance will be issued.
Depending on the findings of the inspector during the life-safety inspection, permit or renewal applications may need to contain one or all of the following documents:
1In some cases, a certification letter from a Colorado licensed master electrician may be acceptable. Consult with the Code Compliance Officer you are working with.
2An investigation fee, in addition to the permit fee, may be collected whenever any work for which a permit is required has been commenced without first obtaining a permit. The investigation fee is equal to the amount of the building fee. See policy on double permit fee waivers.
Depending on the extent of the existing construction, a Colorado licensed master plumber and heat/vent contractor, a Colorado licensed master electrician (if applicable), and/or a Colorado licensed structural engineer must visit the site, review the existing work and complete a certification letter to be submitted for plan review along with a permit or renewal application. When the plan review is completed, a permit will be renewed or issued. Any repairs required by the licensed professionals can then be completed. Inspection staff will inspect changes required by these professionals (if any) and perform all other required inspections.
Sample Certification Letters and Forms